City of Highland Park Plan and Design Commission Met Feb. 2.
Here is the minutes provided by the commission:
I. CALL TO ORDER
At 7:30 PM Chair Reinstein called the meeting to order and asked Director Fontane to call the roll.
II. ROLL CALL
Members Present: Hainsfurther, Hecht, Lidawer, Marcus, Moore, Reinstein, Weil Members Absent: None
Planner Cross took the roll and declared a quorum present.
Staff Present: Cross, Fontane
Student Rep.: Nathanson
Corporation Counsel: Schuster
Council Liaison: Stolberg
III. APPROVAL OF MINUTES
January 19, 2021 Regular Meeting
Chair Reinstein entertained a motion to approve the minutes of the January 19, 2021 meeting. Commissioner Lidawer so motioned, seconded by Commissioner Hecht.
Director Fontane called the roll:
Ayes: Hainsfurther, Hecht, Lidawer, Marcus, Moore, Reinstein, Weil
Nays: None
Motion passed 7-0.
IV. SCHEDULED BUSINESS
A. Public Hearing #20-10-PUD-005 and #20-10-REZ-002 Request for a Major Amendment for Planned Development and Rezoning from R4 to R5 at 2789 Oak Street with Design Review, Zoning Variations and Special Exception.
This item will be continued to the February 16, 2021 agenda without discussion. Chair Reinstein recused himself from this item.
Vice Chair Hainsfurther entertained a motion to continue to February 16, 2021. Commissioner Hecht so motioned, seconded by Commissioner Lidawer.
Director Fontane called the roll:
Ayes: Weil, Marcus, Moore, Lidawer, Hecht, Hainsfurther
Nays: None
Motion passed 6-0.
Director Fontane stated there will be no additional notice.
B. Public Hearing 2021-PUD-001 for a Special Use Permit in the Nature of a Planned Development at 929 Edgewood Rd. for Edgewood Middle School with Zoning Relief.
Planner Cross made a presentation for the above item including site location, design review approval, building additions, FAR limitations, Edgewood FAR, building footprint expansion, zoning relief, public benefit and mitigation, ring road and landscaping, standards for review and recommendation.
Ms. Leanne Meyer Smith, Architect, stated their team could answer questions from the Commission.
Vice Chair Hainsfurther asked if, at one time, was there was a class of zoning for public buildings.
Planner Cross stated the City adopted a PA (public activity) zoning district and that is in the code.
Vice Chair Hainsfurther asked if schools were put in the PA district.
Planner Cross stated no.
Vice Chair Hainsfurther stated if it were a PA it would not be required to have a FAR variation and FAR would not apply.
Planner Cross stated it is for single family zoning districts.
Vice Chair Hainsfurther stated what has happened is that the underlying zoning is residential and it is there in case the school ever went away. It preserves the integrity of the surrounding area in terms of what and what could not be built there. That is the purpose of it being R5.
Planner Cross stated it was always a residential zoning district going back to the City’s early zoning maps.
Vice Chair Hainsfurther stated if the school was not there they would not want a more dense or less dense development. It is contiguous with the rest with the neighborhood. If it was a different district more commensurate with the use they would not be talking about this.
Planner Cross stated the FAR provisions and section of code from which the school needs relief is for low density residential development.
Vice Chair Hainsfurther stated he wanted everyone to understand the current R5 zoning is a type of a holding zoning and what could happen if the school was not there.
Director Fontane stated the educational facility is a permitted use.
Vice Chair Hainsfurther stated the zoning and use has been there a long time and for those reasons he did not have a problem with this.
Chair Reinstein asked if the applicant is putting forth as a public benefit improvements they made under other project.
Planner Cross stated the function of the institution as an educational facility is the public benefit. The expansion was mitigated through the addition of the ring road and the landscaping and screening around the property.
Director Fontane stated that is how they view public entities such as the Park Dist. and school districts. They are providing a public benefit through their services generally available to all and therefore that aspect of the code is met. There are mitigation measures that were already put in place.
Commissioner Lidawer stated she appreciated the landscaping and thought another public benefit is the amount of landscaping. She asked about the substitution of trees and did not know if that was for another time and if they were only discussing FAR now. She asked when it as appropriate to bring up the substitution of trees.
Planner Cross stated this is not part of this hearing and the substitutions are not related to the foundation landscaping for the building additions. Given that tree replacements are related to the 2017 ring road approval, staff can address them in a different capacity.
Commissioner Lidawer stated she had no problem with this.
Commissioner Weil stated she appreciated Vice Chair Hainsfurther’s reasoning. She stated most, if not all, schools have a similar situation in terms of being in a residential neighborhood and asked if all FARs in all of the schools are in compliance.
Planner Cross stated staff had not done an analysis of all the schools in Highland Park. Given the size of the buildings it is possible they exceed the FAR and are in a non conforming state. Highland Park High School did an expansion a few years ago and FAR relief was granted.
Commissioner Weil asked what the FAR of the High School is.
Planner Cross stated he did not know.
Vice Chair Hainsfurther stated it is a lot.
Commissioner Lidawer stated other schools are also way over.
Vice Chair Hainsfurther stated he would be shocked if any were in compliance. It depends on the underlying zoning because they get more or less FAR based on the underlying zoning.
Planner Cross stated it more the lot size than specific residential zoning districts.
Commissioner Hecht stated he did not know if Red Oak and Sherwood exceeded FAR because the lots are huge. If they are talking about expansion of some of the schools on tiny lots he would feel differently, but this is big lot. He noted in the packet Dist. 112 has requested a waiver of the application fee and is this standard procedure between government entities.
Councilman Stolberg stated it is a courtesy the City extends to inter-governmental partners.
Chair Reinstein asked if any of the public wanted to speak.
Planner Cross stated there was no one wishing to speak.
Chair Reinstein entertained a motion to draft findings of fact for approval. Vice Chair Hainsfurther so motioned, seconded by Commissioner Moore.
Director Fontane called the roll:
Ayes: Weil, Marcus, Moore, Lidawer, Hecht, Hainsfurther, Reinstein
Nays: None
Motion passed 7-0.
Planner Cross stated staff intends to bring findings of fact recommending approval to the February 16th meeting.
Mr. Schuster stated he recommended a formal continuance to February 16th and that way if something comes up they can discuss it.
Chair Reinstein entertained a motion to continue to February 16th. Commissioner Hecht so motioned, seconded by Commissioner Lidawer.
Ayes: Weil, Marcus, Moore, Lidawer, Hecht, Hainsfurther, Reinstein
Nays: None
Motion passed 7-0.
Director Fontane stated there will be no additional notice.
V. OTHER BUSINESS
A. Discussion Items - None
B. Next Regular Meeting – February 16, 2021
Planner Cross stated the agenda will consist of:
- Public hearing for an adult cannabis dispensary
- Design review for the Napa Auto Parts store on Waukegan Avenue
- Findings for #2021-PUD-001, the Edgewood Middle School item
- 2789 Oak PUD amendment
C. Case Briefing
Director Fontane stated Council approved the Albion at Renaissance Place. They anticipate building permits this summer. There was a purchase and sale associated with the PUD and that will close within 90 days.
Chair Reinstein welcomed Student Rep. Nathanson to the Plan Commission.
VI. BUSINESS FROM THE PUBLIC - None
VII. ADJOURNMENT
Chair Reinstein entertained a motion to adjourn. Vice Chair Hainsfurther so motioned, seconded by Commissioner Lidawer.
Planner Cross called the roll:
Ayes: Hainsfurther, Hecht, Lidawer, Marcus, Moore, Reinstein, Weil
Nays: None
Motion passed 7-0.
The Plan and Design Commission adjourned at 8:10 PM.
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